Title
PLN210061-AMD1 - SOMAIA BEJUL P TR
Administrative hearing to consider a Minor and Trivial Amendment to a previously approved Combined Development Permit (PLN210061), that allowed construction of a 3,525-square-foot single-family dwelling with a 244-square-foot attached garage and associated site improvements, including development on slopes in excess of 30%, development within 50 feet of a coastal bluff, development within 750 feet of known archaeological resources, and the removal of four protected trees. This Amendment would allow for a minor reconfiguration of the site and floor plans, including reduction in 6 square feet to the upper floor and 90 square feet to the mechanical room, and an increase of 94 square feet to the garage; minor modifications to the site improvements and exterior colors and materials.
Project Location: 226 Highway 1, Carmel, Coastal Zone
Proposed California Environmental Quality Act (CEQA) action: Consider the previously adopted Mitigated Negative Declaration (State Clearinghouse Number 2024070467, HCD-Planning File No. PLN210061) and find that the Minor and Trivial Amendment does not require subsequent environmental review pursuant to Section 15162 and 15163 of the California Environmental Quality Act Guidelines.
Body
RECOMMENDATIONS
It is recommended that the Chief of Planning adopt a resolution to:
a) Consider the previously adopted Mitigated Negative Declaration (State Clearinghouse Number 2024070467, HCD-Planning File No. PLN210061) and find that the Minor and Trivial Amendment does not require subsequent environmental review pursuant to Section 15162 and 15163 of the California Environmental Quality Act Guidelines; and
b) Approve a Minor and Trivial Amendment to a previously approved Combined Development Permit (PLN210061) which consisted of:
1. Coastal Administrative Permit and Design Approval to allow construction of a 3,525 square foot single-family residence, inclusive of a 244 square foot single-car garage; and associated site improvements, including 700 cubic yards of cut and 390 cubic yards of fill, resulting in net cut of 310 cubic yards; an auto-court, a patio area, an emergency fire access stairway, tiered retaining walls, paving the access road leading to the site, and utility improvements including a septic tank, centralized water quality treatment for Highway 1 Water Distribution System #12, and approximately 400 lineal feet of sewer line;
2. Coastal Development Permit to allow development within 50 feet of a coastal bluff;
3. Coastal Development Permit to allow removal of four trees, including three Monterey cypress and one Monterey pine;
4. Coastal Development Permit to allow 3,095 square feet of development on slopes in excess of 30%; and
5. Coastal Development Permit to allow development within 750 feet of known archaeological resources.
This Minor and Trivial Amendment would allow for a minor reconfiguration of the site and floor plans, including reduction in 6 square feet on the upper floor and 90 square feet in the mechanical room, an increase of 94 square feet to the garage, and minor modifications to the site improvements and exterior colors and materials.
The attached draft resolution includes findings and evidence for consideration (Exhibit A). Staff recommends approval subject to 25 conditions of approval.
PROJECT INFORMATION
Agent: Sheryl Fox
Property Owner: Bejul Somaia
APN: 241-182-003-000
Parcel Size: 0.63 acres (27,400 square feet)
Zoning: Low Density Residential, 1 acre per unit, with a Design Control Overlay, in the Coastal Zone or “LDR/1-D (CZ)”
Plan Area: Carmel Area Land Use Plan
Flagged and Staked: No
Project Planner: Kayla Nelson, Associate Planner
(831) 796-6408, nelsonk@countyofmonterey.gov
SUMMARY
Staff is recommending approval of a Minor and Trivial Amendment to a previously approved Combined Development Permit subject to the findings and evidence in the Resolution (see Exhibit A). Please read the resolution carefully and contact the planner if you have any questions. The applicant will be required to satisfy all permit conditions of PLN210061 (see Exhibit C) and PLN210061-AMD1 prior to the issuance of a building/grading permits and/or commencement of the approved use.
On October 21, 2026, an administrative decision will be made. A public notice has been distributed for this project. The deadline for submitting written comments in opposition to the project, its findings, or conditions, based on a substantive issue, is 5:00 p.m. on Tuesday, October 20, 2026. The permit will be administratively approved the following day if we do not receive any written comments by the deadline. You will receive a copy of your approved permit in the mail. We will notify you as soon as possible in the event that we receive correspondence in opposition to your project or if the application is referred to a public hearing.
Note: This project will be referred to the Monterey County Planning Commission if a public hearing is necessary. The decision on this project is appealable to the Board of Supervisors and the California Coastal Commission.
OTHER AGENCY INVOLVEMENT
The following agencies have reviewed the project, have comments, and/or have recommended conditions:
HCD-Engineering Services
Environmental Health Bureau
HCD-Environmental Services
Carmel Highlands Fire Protection District
Prepared by: Kayla Nelson, Associate Planner, x6408
Reviewed by: Jonathan Olivas, Senior Planner
Approved by: Jacquelyn Nickerson, Principal Planner
The following attachments are on file with HCD:
Exhibit A - Draft Resolution including:
• Recommended Conditions of Approval
• Site Plans, Floor Plans, Elevations, Colors and Materials
Exhibit B - Vicinity Map
Exhibit C - Planning Commission Resolution No. 25-013, dated May 28, 2025
Exhibit D - Board of Supervisors Resolution No. 25-104, dated July 1, 2025
cc: Front Counter Copy; Carmel Highlands Fire Protection District; HCD-Environmental Services; HCD-Engineering Services; Environmental Health Bureau; Kayla Nelson, Planner; Jonathan Olivas, Senior Planner; Bejul Somaia, Property Owners; Sheryl Fox, Agent; Jennifer Breitenwischer, Dennis Chambers, Heidi Cortopassi, Mathew Francois, Stephanie Kister, Tom Nason, Tom Oliveri, Heather Roberts, Patrick Treanor, Interested Parties; The Open Monterey Project; LandWatch (Executive Director); Lozeau Drury LLP; Christina McGinnis, Keep Big Sur Wild; Planning File PLN210061-AMD1